17 Clement Rd · Springfield, VT 05156

$109,000

3 bd · 1.5 ba · 1,185 sqft · SingleFamily public records · 13 Days on market

Built 1905 7,405 sqft lot Est $206k · 47% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 17 Clement Road in Springfield. This 3 bedroom, 2 bath home is situated in an established neighborhood with convenient access to shopping, services, and the local hospital. Having been vacant for more than 20 years, the property is in need of rehabilitation and is being offered as a project for buyers ready to bring new life to the home. Whether you're looking to renovate and build equity as an owner-occupant, create a rental investment, or pursue a fix & flip opportunity, this property offers significant potential. The existing footprint and location provide a solid foundation for your vision and improvements. Bring your ideas and creativity to unlock the possib

Key facts

• Solid foundation
• Local hospital
• Existing footprint

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SHOPPING
• LOCAL HOSPITAL
• REHABILITATION PROJECT
• EXISTING FOOTPRINT
• SOLID FOUNDATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; High-speed internet available; Cable available; Telephone service available
• Home design: Other architectural style; White exterior
• Construction: Built in 1905; Wood frame construction with asbestos exterior; Metal and asphalt shingle roof
• Exterior features: Located in town with sidewalks; Near shopping, hospital, and schools; Neighborhood setting

Interior

• Kitchen: Electric range; Refrigerator; Garbage disposal
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heat; Steam heating
• Interior features: Five total rooms; Unfinished basement with interior stair access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 14.9% vs local median 5.1% in Springfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#21 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Market conditions: 50 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.76%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $206,190
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Clement Rd	0.04mi	3/1.5	1,179 (-0%)	5mo	$190,000	$161	93
29 Coolidge St	0.09mi	3/2.0	1,207 (+2%)	14mo	$210,000	$174	80
21 Herrick St	0.26mi	2/1.0 (-1)	1,188 (+0%)	13mo	$185,000	$156	69
226 Fellows Hill Rd	0.51mi	3/1.0	1,075 (-9%)	6mo	$60,000	$56	54
8 Curtis St	0.62mi	3/1.0	1,154 (-3%)	18mo	$160,000	$139	49
16 Brierbrook Ln	0.69mi	3/1.0	1,109 (-6%)	8mo	$185,000	$167	48
28 Craigue Hill Rd	0.65mi	3/1.0	1,221 (+3%)	23mo	$227,500	$186	43
16 Mary St	0.54mi	2/1.5 (-1)	1,048 (-12%)	13mo	$201,000	$192	40
139 Union St	0.71mi	3/1.5	1,253 (+6%)	21mo	$240,000	$192	39
15 Grove St	0.74mi	2/1.0 (-1)	1,356 (+14%)	0mo	$241,000	$178	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $32,141
• Equity at exit: $16,252

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $92,072
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05156

• Home prices YoY: -12.2%
• Active inventory: 50
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $782

Break-even live

Break-even rent $862

Max offer price $109,000

Occupancy floor 53%

Sensitivity live

Price	-10% $844	-5% $813	+0% $782	+5% $751	+10% $721
Rent	-10% $636	-5% $709	+0% $782	+5% $855	+10% $929
Rate	-1.0pp $837	-0.5pp $810	base $782	+0.5pp $754	+1.0pp $725

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Park St Apt 2 Springfield, VT	3.0	1.0	1150	$1,645	$1.43	44d	1	0.40mi
104 Park St Apt 4 Springfield, VT	2.0	1.0	950	$1,362	$1.43	44d	1	0.40mi
39 Summit Ave Unit Na Springfield, VT	2.0	2.0	1150	$2,750	$2.39	44d	1	0.58mi

Listing history 11 events

1. 2026-06-19
   days on market $109,000 Active 13 DOM
2. 2026-06-18
   days on market $109,000 Active 12 DOM
3. 2026-06-17
   days on market $109,000 Active 11 DOM
4. 2026-06-16
   days on market $109,000 Active 10 DOM
5. 2026-06-15
   days on market $109,000 Active 9 DOM
6. 2026-06-14
   days on market $109,000 Active 7 DOM
7. 2026-06-12
   days on market $109,000 Active 6 DOM
8. 2026-06-09
   days on market $109,000 Active 3 DOM
9. 2026-06-08
   days on market $109,000 Active 2 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $109,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $771 · $64/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$650/yr (+$54/mo · 84.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,231
• − Mortgage interest: −$6,106
• − Property taxes: −$771
• − Insurance: −$545
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$3,171
• Taxable income: $8,081
• Est. tax owed @ 24.0%: −$1,939
• After-tax cash flow: $7,447/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Springfield

• Score: 73/100
• State rank: #21
• US rank: #5125

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, VT
• Population (ZIP): 9,028

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 13% Romanian 4% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.22%
• Current HPI: 310.0154
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-06 Listed $109,000 PrimeMLS

Property tax history

-6.9%/yr

Latest (2024): $771 · +10.5% YoY. Source: county tax records.